OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Blacksburg Planning Commission Meeting: Rezoning and Ordinance Amendments – September 2, 2025

Planning Commission — Tuesday, September 2, 2025
BodyBlacksburg, Virginia
SessionPlanning Commission
DateTuesday, September 2, 2025
StatusFILED
Video Record
0:00 / 1:15:00

Transcript — Verbatim
0:35

Welcome to the regular meeting of the Blacksburg Planning Commission for Tuesday, September 2nd.

0:42

Regular meetings of the Blacksburg Planning Commission are held here in the Hedge Path Chambers of the Blacksburg Municipal Building on the first Tuesday of each month at 6:30.

0:52

And citizens may address the planning commission at specified times on the agenda and are requested to adhere to the following.

0:59

Please speak at the podium, stit your name and address, direct comments only to the commission.

1:05

Please limit speaking time to a maximum of three minutes.

1:08

You'll have some help on the dias.

1:12

And please speak only once during a specific hearing or comment period.

1:17

A wireless microphone is available for those requesting the assistance.

1:21

Please silence all cell phones, show respect for all speakers, and allow all opinions to be expressed in a tolerant atmosphere.

1:29

With that, we'll call the meeting to order.

1:30

May we have a roll call, please.

1:32

Mr.

1:32

Britt.

1:33

Here, Mr.

1:33

Ehrman, Mr.

1:34

Ford, Ms.

1:35

Jones, Mr.

1:36

Cassoff, Mr.

1:37

Cassie.

1:38

Here, Ms.

1:38

Reinhardt, Ms.

1:39

Walker, and here we have a quorum.

1:42

Great.

1:43

We have a very lengthy consent agenda tonight.

1:46

You're welcome to take a nap.

1:48

But if you plan on attending next week's meeting, bring a sleeping bag.

1:53

It's gonna be a long one, I think.

1:56

On the consent agenda are five, six, seven, eight, nine items.

2:03

The first is the approval of the planning commission minutes from August 5th.

2:07

And the action proposed action is to approve.

2:12

The second item is CUP 252, the conditional use permit request for auto and automobile dealership in general commercial at 1711 North Main Street.

2:24

And the proposed action is to schedule a public hearing for October 7, 2025.

2:29

The third item is CUP 253, a conditional use permit request for a dance hall use in downtown commercial at 130 Jackson Street.

2:40

And the proposed action is to schedule a public hearing for October 7th, 2025.

2:46

The fourth item is rezoning 257 ordinance 2094, which is a rezoning request from general commercial to planned residential for mixed use multifamily and commercial development at 702 University City Boulevard.

3:03

And the proposed action is to schedule a public hearing for October 7th.

3:08

The fifth item is rezoning 258 ordinance 2595, a rezoning request from RM48 medium density multi-unit residential to PR Planned Residential for the development of seven four-bedroom townhome units at 1709 and 1711 Whipple Drive.

3:48

Tech Terrace PRD rezoning request from RM48 medium density multi-unit residential to PR Planned Residential for the redevelopment of an existing apartment complex into one seven-story apartment building at 305 and 309 Webb Street and 800 Orchard Street.

4:11

And the proposed action is to schedule a public hearing for October 7, 2025.

4:42

The eighth item is ZOA 60 ordinance 2001.

4:48

An amendment to amend the text of the town zoning ordinance to create a new downtown Northwest Zoning District in the area bounded by North Main Street, Turner Street, and Prices Fork Road.

5:02

And the proposed action is to schedule a public hearing for October 7th, 2025.

5:08

And the final item is rezoning 255 Tech Terrace PRD rezoning request at 305 and 309 Webb Street.

5:18

And the proposed action is to uh recognize that the application has been withdrawn and has been resubmitted as rezoning 259.

5:31

Do we have a motion?

5:33

So moved.

5:34

Second.

5:35

All those in favor?

5:39

Moving on to public hearings for tonight.

5:42

We have three.

5:43

The first is rezoning 25.6 ordinance 2091, Yellow Sulfur Apartments PRD rezoning request at 3503 Holiday Lane from Balzar and Associates, the applicant for TPB Enterprises LLC, the owner.

6:01

And we have a staff presentation by Carolyn Collins.

6:10

Good evening, everybody.

6:11

I'm going to be going over a rezoning 25-6, yellow sulfur apartments PRD.

6:17

This is a request to rezone 9.72 acres from general commercial and office to plan residential for a multifamily use.

6:27

And here's an aerial of the property outlined in blue.

6:33

And a little bit of an overview of the request.

6:36

The development includes five four-story apartment buildings with a maximum of 464 bedrooms and a proposed 28% open space.

6:46

It also includes a separate request to uh vacate the holiday lane right-away.

6:50

And since the Planning Commission work session, the applicant has resubmitted some of their materials, which includes a new proffer statement as well as a revised site plan and the removal of one of the buildings.

Discussion Breakdown — Share of Meeting
Urban Planning██████████████████████████████████████38%
Zoning Ordinance███████████████████████████████31%
Procedural███████████████████19%
Engineering And Infrastructure██████6%
Housing███3%
Transportation Safety██2%
Parks and Recreation█1%
Summary of Proceedings

Blacksburg Planning Commission Regular Meeting – September 2, 2025

Meeting Date: Tuesday, September 2, 2025 – 6:30 PM to 7:44 PM
Location: Blacksburg Municipal Building, 300 S. Main St. (agenda/transcript) / 400 S. Main St. (minutes – discrepancy noted)
Chair: Andy Kassoff
Members Present: Brian Britt, Tim Colley, Michael Ermann, Jerry Ford Jr., Andy Kassoff, Blaine Keesee, Melissa (Mel) Jones, Latanya Walker
Absent: Susanna Rinehart
Staff: Andrew Warren (Planning Director), Kinsey O’Shea, Kali Casper, Caroline Collins, Kasey Thomsen

The meeting opened with a lengthy consent agenda, followed by three public hearings. The commission approved most items, including a controversial rezoning for the Yellow Sulphur Apartments on a 6‑2 vote, and unanimously recommended three ordinances updating subdivision and zoning regulations.

Consent Calendar

  • Approval of Minutes (August 5, 2025) – Approved 8‑0 without discussion.
  • CUP-25-2 (Automobile Dealership at 1711 N. Main St.) – Scheduled public hearing for October 7, 2025.
  • CUP-25-3 (Dance Hall Use at 130 Jackson St. NW) – Scheduled public hearing for October 7, 2025.
  • RZN-25-7/ORD #2094 (Mixed-Use at 702 University City Blvd.) – Scheduled public hearing for October 7, 2025.
  • RZN-25-8/ORD #2095 (Seven townhome units at 1709 & 1711 Whipple Dr.) – Scheduled public hearing for October 7, 2025.
  • RZN-25-9/ORD #2090 (Tech Terrace PRD – one seven‑story building at 305 & 309 Webb St. and 800 Orchard St.) – Scheduled public hearing for October 7, 2025.
  • AFD-25-1/ORD #2096 (Withdrawal of 4.672 acres from AFD at 701 Bishop Rd.) – Scheduled public hearing for October 7, 2025.
  • ZOA #60/ORD #2001 (New Downtown Northwest Zoning District) – Scheduled public hearing for October 7, 2025.
  • RZN-25-5 (Withdrawn, superseded by RZN-25-9) – Noted as withdrawn.

Motion by Jerry Ford Jr., seconded by Tim Colley; approved 8‑0.

Public Hearings

A. RZN-25-6/ORD #2091 – Yellow Sulphur Apartments PRD Rezoning
Request: Rezone 9.77 acres from GC (General Commercial) and O (Office) to PR (Planned Residential) at 3503 Holiday Lane. Applicant: Balzer & Associates (Steve Semones) for T.P.B. Enterprises LLC.
Proposal: Five 4‑story apartment buildings (max. 480 bedrooms), a 2‑story clubhouse, 28% open space, 455 parking spaces (0.94/bedroom), and a 10‑foot multi‑use trail. Exception requested: no street‑oriented entrance on Yellow Sulphur Road.
Staff concerns (Caroline Collins): Stormwater plan not yet approved; no on‑site bus stop (bus loop removed); parking slightly below the 1.1/bedroom standard.
Applicant response (Steve Semones): Project is market‑rate (not student) focusing on 1‑ and 2‑bedroom units for young professionals. Removed a 32‑unit building after work‑session feedback to increase green space and parking. Units will be rented by the unit, not by the bedroom. Project supports redevelopment of the area.
Public Comment: None.
Motion: Blaine Keesee moved to approve with the requested modification; Mel Jones seconded.
Discussion:

  • Michael Ermann opposed, stating multi‑family housing on a commercial land‑use designation does not align with the Comprehensive Plan’s connectivity, transportation, and pedestrian goals.
  • Jerry Ford Jr. countered that the site has been vacant for years, commercial use is not viable, and the density is only slightly above the GC by‑right standard; the Comp Plan is aspirational.
  • Mel Jones noted a community need for 1‑ and 2‑bedroom non‑student housing and hoped the project would spur future connectivity with Blacksburg, Christiansburg, and Montgomery County.
  • Blaine Keesee acknowledged the site’s difficulty and commended the applicant’s compromises.
  • Brian Britt supported the plan but requested a bus loop and fewer bike spaces.
    Vote: Approved 6‑2 (Colley, Ford, Kassoff, Keesee, Jones, Walker yes; Britt, Ermann no; Rinehart absent).

B. ROW-25-2 – Right‑of‑Way Vacation (Companion to RZN-25-6)
Request: Vacate the entirety of Holiday Lane at 3405, 3415, and 3503 Holiday Lane.
Public Comment: None.
Motion: Blaine Keesee moved to approve; Mel Jones seconded. No discussion.
Vote: Approved 6‑2 (same split as above).

C. Ordinances #2082, #2083, #2084 – Subdivision and Zoning Ordinance Amendments
Staff Presentation (Kali Casper): The amendments stem from a stakeholder working group (Sept. 2023 – Apr. 2024) and address five topics: street design, street construction sequencing, infrastructure timing, subdivision design, and process. Changes include allowing roll‑top curb in single‑family zones; using VDOT road widths; requiring sidewalks on both sides of streets in denser zoning; modifying cul‑de‑sac sidewalk requirements; adding variance criteria for medians; revising construction sequencing for curb, paving, and trails; updating infrastructure timing rules; tightening flag‑lot regulations; adjusting maximum cul‑de‑sac length (250 trips/1,200 ft max); requiring driveway variances for arterials and collectors; updating driveway grade allowances; clarifying subdivision connectivity requirements (minimum two connection points); updating utility easement standards; and incorporating recent Virginia General Assembly changes (removal of Planning Commission review of subdivision plats, shortened review timelines).
Public Comment: Steve Semones (NRV Homebuilders Association) expressed full support and thanked staff.
Motions and Votes: All three ordinances were approved 8‑0.

  • ORD #2082 (Subdivision Ordinance Sections 2‑100, 2‑101, etc.) – Motion by Jerry Ford Jr., seconded by Brian Britt.
  • ORD #2083 (Zoning Ordinance Sections 2103, 5110, 5204) – Motion by Jerry Ford Jr., seconded by Brian Britt.
  • ORD #2084 (Additional Subdivision Ordinance Sections 4‑600, etc.) – Motion by Jerry Ford Jr., seconded by Brian Britt.

Citizen Comment

None.

Unfinished Business

  • Zoning Ordinance Review Committee – Had not met.
  • Historic or Design Review Board – No report.
  • Montgomery County Planning Commission – Blaine Keesee reported on the August 13, 2025 meeting, which included a presentation on the county’s comprehensive plan update (focus on villages near Blacksburg) and disaster planning (clear zones).
  • No additional items from commissioners.

New Business

  • Chair’s Report: None.
  • Planning Director’s Report: None.
  • Town Council Report: None.

Adjournment

Meeting adjourned at 7:44 PM.

Key Outcomes

| Item | Action | Vote | |------|--------|------| | Consent Agenda (9 items) | Approved | 8‑0 | | RZN-25-6 Yellow Sulphur Apartments | Approved with modification | 6‑2 (Colley, Ford, Kassoff, Keesee, Jones, Walker yes; Britt, Ermann no) | | ROW-25-2 Holiday Lane vacation | Approved | 6‑2 (same split) | | ORD #2082 (Subdivision amendments) | Approved | 8‑0 | | ORD #2083 (Zoning amendments) | Approved | 8‑0 | | ORD #2084 (Further Subdivision amendments) | Approved | 8‑0 |

Next Meetings:

  • Planning Commission Work Session: Tuesday, September 16, 2025, at 5:00 PM.
  • Planning Commission Regular Meeting: Tuesday, October 7, 2025, at 6:30 PM.

Meeting Transcript

Welcome to the regular meeting of the Blacksburg Planning Commission for Tuesday, September 2nd. Regular meetings of the Blacksburg Planning Commission are held here in the Hedge Path Chambers of the Blacksburg Municipal Building on the first Tuesday of each month at 6:30. And citizens may address the planning commission at specified times on the agenda and are requested to adhere to the following. Please speak at the podium, stit your name and address, direct comments only to the commission. Please limit speaking time to a maximum of three minutes. You'll have some help on the dias. And please speak only once during a specific hearing or comment period. A wireless microphone is available for those requesting the assistance. Please silence all cell phones, show respect for all speakers, and allow all opinions to be expressed in a tolerant atmosphere. With that, we'll call the meeting to order. May we have a roll call, please. Mr. Britt. Here, Mr. Ehrman, Mr. Ford, Ms. Jones, Mr. Cassoff, Mr. Cassie. Here, Ms. Reinhardt, Ms. Walker, and here we have a quorum. Great. We have a very lengthy consent agenda tonight. You're welcome to take a nap. But if you plan on attending next week's meeting, bring a sleeping bag. It's gonna be a long one, I think. On the consent agenda are five, six, seven, eight, nine items. The first is the approval of the planning commission minutes from August 5th. And the action proposed action is to approve. The second item is CUP 252, the conditional use permit request for auto and automobile dealership in general commercial at 1711 North Main Street. And the proposed action is to schedule a public hearing for October 7, 2025. The third item is CUP 253, a conditional use permit request for a dance hall use in downtown commercial at 130 Jackson Street. And the proposed action is to schedule a public hearing for October 7th, 2025. The fourth item is rezoning 257 ordinance 2094, which is a rezoning request from general commercial to planned residential for mixed use multifamily and commercial development at 702 University City Boulevard. And the proposed action is to schedule a public hearing for October 7th. The fifth item is rezoning 258 ordinance 2595, a rezoning request from RM48 medium density multi-unit residential to PR Planned Residential for the development of seven four-bedroom townhome units at 1709 and 1711 Whipple Drive. Tech Terrace PRD rezoning request from RM48 medium density multi-unit residential to PR Planned Residential for the redevelopment of an existing apartment complex into one seven-story apartment building at 305 and 309 Webb Street and 800 Orchard Street. And the proposed action is to schedule a public hearing for October 7, 2025. The eighth item is ZOA 60 ordinance 2001. An amendment to amend the text of the town zoning ordinance to create a new downtown Northwest Zoning District in the area bounded by North Main Street, Turner Street, and Prices Fork Road. And the proposed action is to schedule a public hearing for October 7th, 2025. And the final item is rezoning 255 Tech Terrace PRD rezoning request at 305 and 309 Webb Street. And the proposed action is to uh recognize that the application has been withdrawn and has been resubmitted as rezoning 259. Do we have a motion? So moved. Second. All those in favor? Moving on to public hearings for tonight. We have three.

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